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Bridge to Rental Calculator
The BRRRR strategy — Buy, Rehab, Rent, Refinance, Repeat — uses a bridge loan to acquire + rehab, then refinances into a long-term DSCR loan once stabilized. This calculator models the full cycle: bridge cost, stabilized NOI, refi cash-out, and total return.
Cash left in deal
$27,453
Stabilized monthly cash flow
-$31
Refi DSCR
0.982
Cash-on-cash return on cash left
-1.3%
Cash in before refi
$53,228
Refi cash returned
$25,775
Stabilized NOI
$19,620
New DSCR loan size
$232,500
How the math works
$180K + $55K = $235K all-in. Bridge at 85% LTV = $200K loan + $35K down. Bridge carry $14K + origination $4K = $18K. Cash in before refi: $53K. ARV $310K × 75% = $232.5K refi. After $7K closing + payoff $200K bridge: $25.5K returned. Cash left in: $27.5K.
DSCR at stabilized: $26K NOI / $20K debt service = 1.30 — passes most DSCR loan requirements. Monthly cash flow ~$500. 22% cash-on-cash on cash left in. Strong BRRRR deal by industry standards.
How to Use
- Enter purchase price, rehab budget, bridge loan terms, and target rehab months.
- Enter stabilized rent and operating cost.
- Enter DSCR refi terms: rate, LTV, fees.
- See all-in bridge cost, refi cash-out, and return on cash invested.
Frequently Asked Questions
What's the ideal BRRRR cycle?
6-9 month total cycle: 1 month buy, 3-4 months rehab, 1-2 months lease-up and season, 1-2 months refi. Too short = seasoning insufficient. Too long = bridge carry eats profits.
What's DSCR minimum for refi?
1.10-1.25 typical for DSCR loans. Your stabilized NOI ÷ proposed P&I must meet minimum. Calculated at 75-80% LTV; below that, DSCR is stronger.
How much seasoning for refi?
6 months minimum (Fannie/Freddie delayed-financing exceptions exist). 12 months gives access to most lenders. DSCR private lenders sometimes accept 3-6 months. Plan around seasoning before buying.
What's 'cash left in' mean?
Your original cash invested (down + rehab + bridge cost) minus cash returned at refi. If you started with $70K in and refi returns $60K, $10K 'cash left in.' Goal: zero or negative (infinite return) when ARV > (purchase + rehab) / LTV.
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